Do I need a permit to replace a water heater in Brevard County?

Call first, because the county's two pages disagree. The county's plumbing permit page says that permit does not include changing like for like water heaters. The county's storm recovery guide lists replacement of a water heater as work that requires a permit. Call (321) 633-2187 before you start.

Do I need a permit to replace my A/C in Brevard County?

Yes. The county's storm recovery guide lists replacement of an air conditioning system as needing a permit, and the HVAC permit covers new or replacement units with or without duct work. An A/C repair does not need a permit.

Can I patch my roof without a permit in Brevard County?

Only a small shingle patch. The county's 2026 storm recovery guide lists roof shingle replacement of 100 square feet or less as needing no permit, but that does not include repairing or replacing underlayment or sheathing. A re-roof needs a Residential Reroof permit.

Do I need a permit for a fence in Brevard County?

Yes for a new home fence. The county code exempts owners keeping livestock on land zoned AU, GU, RR-1, AGR, PA, REU or SEU. Repairing or replacing less than 50 percent of a fence with the same size and material in the same place needs no permit. The county code treats more than 50 percent as new construction, and waives fence repair permits for 90 days after a declared state of emergency. The building fee for a fence is a flat $34, plus the application, enforcement, review and state fees.

Do I need a permit for a shed in Brevard County?

Yes. Brevard permits a shed as an accessory structure, along with carports, garages and screen enclosures. We found no size small enough to skip the permit.

How much is a building permit in Brevard County?

For most home permits the county's building code review is $75 for the first $1,000 of job value plus $3.25 for each additional $1,000 or portion of $1,000, plus a $25 application fee, a $10 unlicensed contractor enforcement fee and two state surcharges of at least $2 each. By that formula a $15,000 re-roof comes to about $160. A new fence, with its flat $34 building fee and review fees, is about $117. The county says fees for individual projects may vary.

How long is a Brevard County building permit good for?

Under the county code a permit becomes invalid if work does not start within 6 months, or stops for 6 months, and the job needs an approved inspection at least every 180 days. The building official may allow extensions of up to 180 days each if you ask in writing and show a good reason before the permit expires. A demolition permit lasts 60 days, with one extension of up to 30 days possible. State law says a single-family permit expires 1 year after it is issued or on the effective date of the next Florida Building Code edition, whichever is later, so ask the county which rule applies.

What happens if I do work without a permit in Brevard County?

The county code adds a penalty of 100 percent of the usual permit fee on top of the permit fees, and the county can stop the job. In court, a violation can bring a fine of up to $500, up to 60 days in the county jail, or both. If a lapsed permit is not replaced within 180 days, the county can require the work to be removed.

Does the $7,500 no-permit rule apply in Brevard County?

It is a state-law exemption for work valued at less than $7,500 on the owner's single-family property, and one project cannot be split up to get under the line. It does not cover electrical, plumbing, structural, mechanical or gas work, or any property partly or fully in a flood hazard area. The owner or contractor must send the building department a written request with a copy of the contract or other papers showing the work and its value. The Brevard County pages we read on October 11, 2026 do not mention it, so call the county first.

What is the 50 percent flood rule in Brevard County?

Use the building's market value before the work starts or, when restoring a damaged building, before the damage occurred, leaving out the land. If work on a home in the floodplain equals or exceeds 50 percent of the building's market value, the home must meet the same rules as a new home, which usually means the living area at least one foot above the base flood elevation. The county code says 12 inches. Floodplain Administration is at (321) 617-7340.

How do I look up permits on a Brevard County address?

Use the county's Permit Search page. For 2003 to today use BASS, Brevard's Advance Service Site; for 1990 to 2002 use the Legacy Permit Search. No account is needed to view permits. Type the house number and only the first few letters of the street name, do not pick a street type or direction, and clear any date range so older permits show. Homes inside a city also have permits in that city's own system.

Home / Permits / Brevard County

Do I need a permit in Brevard County? 2026 homeowner guide

Q: Do I need a permit in Brevard County?

Probably yes. Brevard County issues permits for new construction, alterations, additions and changes to properties in the unincorporated county. Its only list of repairs that do not need a permit is in its 2026 storm recovery guide: roof shingle replacement of 100 square feet or less (not underlayment or sheathing), fence repair or replacement of less than 50 percent with the same size and material in the same place, A/C repair, plumbing fixture replacement, like-for-like outlet and switch replacement, replacing glass in windows or doors, flooring material (not wood sub-flooring), pressure washing and painting, residential gutters, and appliance replacement. A re-roof, an A/C change-out, windows and doors, a new fence and a shed all need a permit. County permits cover only the unincorporated county; the 16 cities and towns, including Palm Bay, Melbourne, Titusville, Cocoa and Cocoa Beach, are outside them. Call the county at (321) 633-2187.

Q: Can I pull my own permit in Brevard County?

Yes, as an owner-builder on a one-family or two-family home for your own use, not offered for sale or lease, if you supervise on site all the work licensed contractors do not do. In Brevard you cannot apply online; owners must appear in person. Call (321) 633-2187 for the forms and an appointment. If you sell or lease the home, or offer it for sale or lease, within 1 year after the work is done, state law presumes you did it to sell or lease.

Updated October 11, 2026

By Phil Tori, Florida licensed home inspector

Probably yes. Brevard County issues permits for "new construction, alterations, additions, and changes to properties."¹ The county's only no-permit list is short, and it sits in its storm recovery guide. Replacing roof shingles over 100 square feet or less is on it. A new fence, a shed and an A/C change-out are not. Find your job in the tables below.

Which building department covers your address?

Check this first. Brevard County issues permits only "within unincorporated areas of Brevard County."¹ The county's permit office is at (321) 633-2187.¹

A city covers you if the home is inside its limits. Brevard has 16 cities and towns, among them Palm Bay, Melbourne, Titusville, Rockledge, West Melbourne, Cocoa, Cocoa Beach, Cape Canaveral and Satellite Beach. The county's permits stop at their limits.¹

Not sure which one you are in? The county's own answer: go to the Property Appraiser's site, find the property, and look at the "Taxing District." It shows which government covers the home.² Go by that, not by the mailing address. Everything below is the county's rule.

What needs a permit in Brevard County?

State law sets the rule. It is unlawful "to construct, erect, alter, modify, repair, or demolish any building within this state without first obtaining a permit."²⁰ Brevard does not print one everyday no-permit list. Its only list of repairs that "do NOT require a permit" is in its storm recovery guide.¹³ We use that list below, because it is the county's own words.

The rule.

Look for your job on the short no-permit list below. If it is not there, expect to need a permit. The storm guide's permit list ends with "any work not specifically listed."¹³ If you are not sure, call (321) 633-2187.¹

Doing it yourself? You must go in person.

The county's words: "Online permitting is only available to licensed contractors." An owner doing the work "must appear in person to file their permit application."¹

Jobs that do NOT need a permit (from the county's storm guide)
Job	Permit?	What to know
Small shingle patch	No	"Roof shingle replacement of 100 square feet or less." That does not include "repairing/replacing underlayment or sheathing."¹³
Fence repair	No	Only "less than 50%" of the fence, with the same size and material in the same place.¹⁰ More than 50 percent counts as new construction. After a declared state of emergency, fence repairs need no permit for 90 days.¹⁵
A/C repair	No	"Air conditioning repair." Replacing the system is different (see below).¹³
Swapping a sink, toilet, or other fixture	No	"Plumbing fixture replacement."¹³
Outlets and switches, like for like	No	"Like-for-like outlet and switch replacement."¹³ A light fixture swap with no wiring change is outside the electrical permit too.⁶
Glass in a window or door	No	"Replacing glass in windows or doors." Replacing the whole window or door needs one.¹³
Flooring, paint, gutters, appliances	No	New flooring "not including wood sub-flooring," "Pressure washing and painting," gutters, and "Appliance replacement."¹³
Water heater, same kind	Call first	The county's pages disagree. The plumbing permit page says that permit does "NOT include changing like for like water heaters."⁴ The storm guide lists "Replacement of water heater" as needing a permit.¹³ Call (321) 633-2187 before you start.

Jobs that DO need a permit
Job	Permit?	What to know
Re-roof	Yes	"Repair or replacement of roofing."¹³ The reroof permit covers shingles, tile, metal and skylights.³
A/C change-out	Yes	"Replacement of air conditioning system."¹³ The permit covers "new or replacement HVAC units with or without duct work."⁵
Panel, meter, or new wiring	Yes	The electrical permit covers "electrical wiring, meter can, breaker panel."⁶
Re-pipe or new plumbing	Yes	Water, sewer, or gas "piping and systems."⁴
Windows, doors, garage doors, shutters	Yes	Exterior doors, windows, garage doors and hurricane shutters. "The door between living space and a garage requires a permit."⁸
New fence	Yes	A new home fence. (Owners keeping livestock on land zoned AU, GU, RR-1, AGR, PA, REU or SEU are exempt.) The county wants a survey with the fence line, height and material marked.¹⁰ Razor wire and barbed tape are not allowed on a home fence.¹⁵
Shed or carport	Yes	The county permits a shed, carport, garage or screen enclosure as an "accessory structure."¹¹ We found no size small enough to skip it.
Siding, stucco, or drywall	Yes	The storm guide lists "Replacement of siding," "Repair or replacement of stucco" and "Repair or replacement of drywall."¹³
Interior remodel	Yes	A renovation permit covers an "interior remodel" that adds no space.¹²
Swimming pool or spa	Yes	Every in-ground pool or spa, and an above-ground pool "with depth 24 inches or greater." Resurfacing a pool has its own permit.⁹
Whole-house generator	Yes	A whole-house generator, "including all electrical and plumbing."⁷
Solar panels	Yes	A solar photovoltaic permit, to install or replace.²¹
Deck, dock, or sub-floor	Yes	"Replacement of wood deck or dock" and "Replacement of sub-floor decking."¹³
Tearing something down	Yes	"Demolition of any structure or portion of structure."¹³

Some lines stop at an exact number. A shingle patch of exactly 100 square feet needs no permit. An above-ground pool exactly 24 inches deep does.¹³⁹ For a fence repair of exactly half, the county's page and its code leave a gap, so ask.¹⁰¹⁵

What is the $7,500 permit exemption?

A state law. The owner of a single-family home can skip the building permit for "any work valued at less than $7,500." It does not cover a property that is partly or fully in a flood hazard area, or "Any electrical, plumbing, structural, mechanical, or gas work." You cannot split one job into smaller ones to get under the line.²⁰

You still have to ask. The law says the owner or contractor "must submit a written request for exemption" to the building department, with a copy of the contract or other papers showing the work and its value.²⁰ The Brevard County pages we read on October 11, 2026 do not mention this law. Call the county before you count on it.

What changes if my home is in a flood hazard area?

The rules get stricter. The $7,500 state break is off if any part of the property is in a flood hazard area.²⁰ The county's words: "Any development in the floodplain requires a building permit."¹⁶

Brevard uses the 50 percent rule. If the work "equals or exceeds 50% of the building's market value," the home must meet the same rules as a new home. That usually means "raising the living area of the building a minimum of one foot above the base flood elevation."¹⁶ The county code says 12 inches.¹⁷ Use the building's market value before the work starts or, when restoring a damaged building, before the damage. Leave out the land. The value can be the Property Appraiser's value, adjusted by a factor the appraiser provides. If a home has been badly damaged, the code counts any repair as a substantial improvement.¹⁷

Buyers, one useful thing. The county keeps elevation certificates. "Certificates are available for structures permitted during the last ten years," and may be for older homes permitted in or after 1992. An elevation certificate shows how high the home sits. Call Floodplain Administration at (321) 617-7340.¹⁶

Can I pull my own permit in Brevard County?

Yes, for your own home. Florida lets an owner pull a permit instead of hiring a licensed contractor.²² Three things to know.

It covers a one-family or two-family home for your own use, not one offered for sale or lease.²²
You must supervise on site all the work that licensed contractors do not do. If you sell or lease it, or offer it for sale or lease, within 1 year after the work is done, the law presumes you did it to sell or lease.²²
In Brevard, you cannot apply online. Owners "must appear in person." Call (321) 633-2187 for the forms and an appointment.¹

How much does a building permit cost in Brevard County?

It depends on what the job costs. For most home permits, the county's building code review is "$75.00 for the first $1,000.00 of job value + $3.25 per $1,000.00 of job value or portion thereafter." Add a $25.00 application fee, a $10.00 "Unlicensed Contractor Activity Enforcement" fee, and two small state charges of at least $2.00 each.³ The county says these figures help you estimate, and "Fees for individual projects may vary dependent on circumstances."³

Brevard County permit fees for common jobs
Job	County fee	What to know
Re-roof, $15,000	About $160	Our math from the county's formula: $75 plus 14 times $3.25, plus the $25 and $10 fees and the state charges.³
A/C change-out, $8,000	About $137	Same formula: $75 plus 7 times $3.25, plus $25, $10 and $4 in state charges.³⁵
New fence	About $117	A flat $34 building fee, set in the county code, plus $25, $10, three reviews of $15, $15 and $14, and the state charges.¹⁰¹⁵
Code review, each $1,000 more	$3.25	The building code review adds $3.25 "per $1,000.00 of job value or portion thereafter."³

A generator or a pool adds land, natural resources and zoning review fees on top.⁷⁹ These are the county's fees, for the homes the county covers. We did not find what an extension costs.

How long is a building permit good for in Brevard County?

Six months to start, and an inspection every 180 days. The county code: a permit becomes invalid if the work does not start "within 6 months after its issuance," or stops for 6 months. "Failure to obtain an approved inspection within 180 days of the previous approved inspection" counts as stopping.¹⁴

State law says something else for a house. "A building permit issued by a local government for a single-family dwelling expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later."²⁰ Ask the county which rule your permit falls under.

If you need more time, ask in writing before the permit expires and show a good reason. The building official may allow extensions of up to 180 days each. A demolition permit lasts only 60 days; one extension of up to 30 days may be allowed for a good reason. If a permit lapses and no new one is pulled within 180 days, the county can make the owner remove the work.¹⁴

What happens if you do work without a permit in Brevard County?

A penalty of 100 percent. The county code: anyone who starts work first "shall be subject to a penalty of 100 percent of the usual permit fee in addition to the required permit fees."¹⁴ The county can also stop the job. In court, a violation can mean "a fine not to exceed $500.00," up to 60 days in the county jail, or both.¹⁴ Emergency work, when waiting would clearly have put life or property in danger, is the exception, but the permit must still be pulled within 3 business days.¹⁴

Buyers, this is the part that matters to you. A permit search shows which jobs had one. Hold that list up against the house. A new roof, a new A/C or an added room with nothing on file stands out. We found no program in Brevard that excuses older unpermitted work.

How do I look up building permits on a house in Brevard County?

Brevard has records from 1990 on, in two search sites. "For permits 2003 to present use Brevard's Advance Service Site (BASS)." For 1990 to 2002, the county has a Legacy Permit Search.¹⁹ "Anyone can view permit information without an account."¹⁸

Brevard County permit search by address, step by step

Open the county's Permit Search page and choose BASS for 2003 to today.¹⁹
Type the house number and only the first few letters of the street name. The county's tip: "less is best. Only use street number and first few letters of street name. Do not select street type or direction."¹⁸
The form can start with a date range covering only recent years. Clear the date boxes so older permits show, then click Search.
For older work, open the Legacy Permit Search from the same page. It searches 1990 to 2002 by street number and name, owner name, city or permit number.¹⁹

A job that never passed its final inspection is worth asking the seller about.

Inside a city, search the city. Each of the 16 cities and towns keeps its own permits. Call the city's building office, or have the county and the cities we can read checked at once.

A QReport permit record: a 2026 flat re-roof and a 2025 water heater swap, each explained in plain words with the questions worth asking — What the permits look like in a QReport. Each one is explained, and the questions worth asking come with it.

Buying a house? See its permits first.

QReport checks Brevard County's permit system for every Brevard home. Inside Melbourne, Rockledge, Titusville, Cape Canaveral and Satellite Beach, it checks the city's own records too. Where a city's records cannot be read online, the report says so, instead of saying no permits exist. It goes by where the home actually sits, not by the mailing address. Then it tells you in plain words what work had a permit, when the roof, A/C, water heater and wiring were last done, and if the home sits in a flood zone. We cover nine Florida counties: Brevard, Pinellas, Hillsborough, Pasco, Manatee, Sarasota, Charlotte, Hernando and Polk.

See a sample report

Where these rules come from

Brevard County Planning and Development, Types of Permits - "Building permits are issued for new construction, alterations, additions, and changes to properties within unincorporated areas of Brevard County."; "Notice to Contractors: Online permitting is only available to licensed contractors."; and "Owners working as their own contractors, wishing to submit permits (referred to as Owner/Builders) must appear in person to file their permit application. Please call (321) 633-2187 to inquire about required forms and to schedule your in office appointment."
Brevard County Building Permits, Frequently Asked Questions - "How do I find out if my property is within unincorporated Brevard County? Go to property appraiser web page . Open "Search for Property" and find property. "Taxing District" will appear on the left side of the page indicating the jurisdiction."
Brevard County, Residential Reroof - "Residential Reroof permits are issued for the repair or replacement of roof covering (shingles, tiles, metal, etc.), including skylights."; and the residential fee block printed on this and the other trade pages: "Application Processing Fee $25.00", "Unlicensed Contractor Activity Enforcement $10.00", "Building Code Review $75.00 for the first $1,000.00 of job value + $3.25 per $1,000.00 of job value or portion thereafter.", two Florida state surcharges of 1.5% and 1% "of the Building Code fees above (which includes the Application Fee) or $2.00 whichever is greater", and "The fees listed herein are intended to assist in estimating total permit fees. Fees for individual projects may vary dependent on circumstances."
Brevard County, Residential Plumbing - "Residential Plumbing permits are issued for the installation or replacement of water, sewer, or gas piping and systems. [NOTE: this does NOT include changing like for like water heaters or fixtures such as sinks.]"
Brevard County, Residential HVAC/Mechanical - "Residential HVAC (Heating, Ventilation and Air Conditioning) / Mechanical permits are issued for the installation of new or replacement HVAC units with or without duct work."; the same fee block as source 3.
Brevard County, Residential Electrical - "Residential Electrical permits are issued for the installation or replacement of electrical wiring, meter can, breaker panel. [NOTE: this does not include changing fixtures that do not require moving/changing wiring.]"
Brevard County, Residential Generator - "Residential Generator permits are issued for the installation of whole-house generator, including all electrical and plumbing."; the fee block plus "Land Development Review $15.00 Base Fee", "Natural Resources Review $15.00 Base Fee" and "Zoning Review $36.00 Base Fee".
Brevard County, Residential Doors/Windows/Shutters - "Residential Doors / Windows / Shutters permits are issued for the installation or replacement of exterior doors, windows, garage doors, or hurricane shutters on One or Two Family Residence. The door between living space and a garage requires a permit."
Brevard County, Residential Pool and Pool Resurface - "Residential Pool permits are issued for the installation of an in-ground pool or spa and installation of above-ground pools with depth 24 inches or greater."; "Residential Pool Resurface permits are issued for the resurfacing of an existing in-ground pool or spa."; the fee block plus land development, natural resources and zoning review fees.
Brevard County, Residential Fence - "Residential Fence permits are issued for the addition or repair/replacement of fences. [Permit not required for repair/replacement of less than 50% with same size/material in same location.]"; "Copy of a property survey Showing the proposed fence lines marked with X's, fence height, and materials used."; fees "Application Processing Fee $25.00", "Unlicensed Contractor Activity Enforcement $10.00", "Building Code $34.00 Flat Fee", "Land Development Review $15.00 Flat Fee", "Natural Resources Review $15.00 Flat Fee", "Zoning Review $14.00 Flat Fee", and the two state surcharges.
Brevard County, Residential Addition - "Exterior addition (change that impacts the footprint of the building, adds height to the building, or converting non-living space to living space) or accessory structure such as carport, garage, screen enclosure, shed, workshop, etc."
Brevard County, Residential Renovation - "Residential Renovation permits are issued for minor repairs, renovations, or alterations (no additional square footage and not affecting the building footprint or new additional living space). Examples: interior remodel, stucco, and solar roof shingles."
Brevard County, 2026 Hurricane and Tropical Storm Recovery Permitting Guide - repairs that "require a permit" include "Repair or replacement of roofing", "Replacement of windows and doors", "Replacement of air conditioning system", "Repair or replacement of stucco", "Replacement of siding", "Repair or replacement of drywall", "Replacement of water heater", "Replacement of wood deck or dock", "Replacement of sub-floor decking", "Replacement of sheds", "Demolition of any structure or portion of structure", "Fence replacement" and "All work required for new construction, or any work not specifically listed"; and "The following repairs do NOT require a permit": "Roof shingle replacement of 100 square feet or less. (Please note this does not include repairing/replacing underlayment or sheathing", "Removal and replacement of flooring material, not including wood sub-flooring", "Pressure washing and painting", "Fence repair/panel reattachment of less than 50% of the fence in the same location.", "Replacing glass in windows or doors", "Air conditioning repair", "Plumbing fixture replacement", "Appliance replacement", "Like-for-like outlet and switch replacement" and "Removal, repair and replacement of residential gutters".
Brevard County Code, Chapter 22, Article II (Supplement 136) - Sec. 22-47, 104.5.1: "Every permit issued shall become invalid unless the work authorized by such permit is commenced within 6 months after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 6 months after the time the work is commenced. Failure to obtain an approved inspection within 180 days of the previous approved inspection shall constitute suspension or abandonment. One or more extensions of time, for periods not more than 180 days each, may be allowed by the building official for the permit, provided the extension is requested in writing and justifiable cause is demonstrated prior to the expiration date."; 104.5.1.2: work may have to "be removed from the building site" if no new permit is obtained within 180 days; 104.5.1.5: demolition permits "shall expire sixty (60) days from the date of issuance" with "one (1) extension of time for a period not exceeding thirty (30) days"; 104.6.2: "Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the building official's approval or the necessary permits shall be subject to a penalty of 100 percent of the usual permit fee in addition to the required permit fees", and for emergency work "the required permit(s) must be obtained within three (3) business days"; 103.3: work done contrary to the code "shall immediately cease" on notice; and Sec. 22-51: "a fine not to exceed $500.00 or by imprisonment in the county jail for a term not exceeding 60 days".
Brevard County Code, Chapter 22, Article VIII, Fences - Sec. 22-705: "All alterations and major repairs to fences where more than 50 percent of the fence will be repaired, replaced or altered, shall be considered new construction" and "In the event of declared state of emergency, the permitting requirements for the repairs to fences shall be waived for a period of 90 days."; Sec. 22-711: owners keeping livestock on land zoned "AU agricultural use, GU general use, RR-1 rural residential, AGR, PA, REU or SEU shall be exempted from the requirements herein."; Sec. 22-704: "barbed tape, razor tape and/or razor wire and concertina barbed wire ... is prohibited for residential fencing."; and Sec. 22-709: "A fair and reasonable sum in the amount of $34.00 shall be assessable".
Brevard County Floodplain Administration - "Any development in the floodplain requires a building permit according to Chapter 22 of the Brevard County Code of Ordinances."; "if the cost of any reconstruction, rehabilitation, addition or other improvements to a building equals or exceeds 50% of the building's market value, such work is considered a substantial improvement under Chapter 62. The existing building is then required to meet the same standards as a new building. For residential structures, these requirements typically mean raising the living area of the building a minimum of one foot above the base flood elevation."; "Certificates are available for structures permitted during the last ten years. Certificates may be available for older structures permitted during or after 1992."; and "(321) 617-7340".
Brevard County Code, Chapter 62, Article XI, Flood Damage Prevention - Sec. 62-4062(1): "New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated to a minimum of 12 inches above the base flood elevation."; Sec. 62-4001: substantial improvement is work whose cost "equals or exceeds 50 percent of the market value of the structure, either before the improvement or repair is started, or, if the structure has been damaged and is being restored, before damage occurred"; "Market value means the value of buildings and structures, excluding the land and other improvements on the parcel."; it can be "tax assessment value adjusted to approximate market value by a factor provided by the county property appraiser."; and "If the structure has sustained substantial damage, any repairs are considered substantial improvement regardless of the actual repair work performed."
Brevard County, How to Permit Online - "Anyone can view permit information without an account."; "If you are a homeowner seeking to apply for a permit, you must appear in office."; and "Remember with address search, less is best. Only use street number and first few letters of street name. Do not select street type or direction."
Brevard County, Permit Search - "Search and review building permit records from 1990 to present using available online tools and resources."; "For permits 2003 to present use Brevard's Advance Service Site (BASS)."; and "1990 to 2002 - Building Permits", the Legacy Permit Search, observed October 11, 2026 with fields for permit number, contractor and owner name, property street number and name, city, ZIP and application dates. The BASS search form's default date range (the last five years) was measured by our own Brevard permit reader in October 2026.
Florida Statute 553.79, 2026 - it is unlawful "to construct, erect, alter, modify, repair, or demolish any building within this state without first obtaining a permit"; "A building permit issued by a local government for a single-family dwelling expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later."; and the exemption for "any work valued at less than $7,500" on the owner's single-family property, which does not apply to "Work on a property that is partially or entirely located in a flood hazard area" or "Any electrical, plumbing, structural, mechanical, or gas work", where "A construction project may not be divided into more than one project for the purpose of evading the requirements of this paragraph", and for which "the owner or the owner's contractor must submit a written request for exemption to the local enforcement agency with a copy of the contract or other documentation demonstrating the nature and the value of the work to be performed."
Brevard County, Residential Solar Photovoltaic - "Residential Solar Photovoltaic permits are issued for the installation or replacement of photovoltaic systems."
Florida Statute 489.103(7) - owner-builders "providing direct, onsite supervision themselves of all work not performed by licensed contractors ... When building or improving farm outbuildings or one-family or two-family residences on such property for the occupancy or use of such owners and not offered for sale or lease"; and "proof of the sale or lease, or offering for sale or lease, of any such structure by the owner-builder within 1 year after completion of same creates a presumption that the construction was undertaken for purposes of sale or lease."

About the author

Phil Tori, Florida licensed home inspector (HI10513) with Quigley Inspections.

Phil has done over 4,000 home inspections in west central Florida. Before that he was a meteorologist and data analyst in the U.S. Air Force. More about us.